In researching consumer advice sites for a high-quality lawyer in Stanmore, many advise that I should use a CQS accredited lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes through the scheme protocol the standard includes numerous firms who handle conveyancing in Stanmore.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Stanmore?
Its becoming the norm that commercial conveyancing solicitors in Stanmore will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Stanmore. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stanmore.
For every commercial conveyancing transaction in Stanmore it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Stanmore commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Stanmore.
five months have elapsed following my purchase conveyancing in Stanmore concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I be suspicious that brokers that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Stanmore conveyancing company?
As is the case with many professional services, often input from relatives can be extremely useful or valuable. Yet there are many players in a conveyancing deal; estate agents, financial adviser and banks might all put forward lawyers to use. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the discretion to select your preferred conveyancer. You need to be aware that the majority of lenders specify a panel list of lawyers you must use for the mortgage related work in your conveyancing.
Am I better off to instruct a Stanmore conveyancing lawyer based in the area that I am purchasing? An old friend can conduct the legal formalities however her office is a couple of hundredkilometers away.
The benefit of a local Stanmore conveyancing firm is that you can attend the office to sign documents, hand in your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and in the main were impressed that should trump using an unknown Stanmore conveyancing solicitor just because they are based in the area.
I am employed by a busy estate agent office in Stanmore where we see a few leasehold sales jeopardised due to short leases. I have been given conflicting advice from local Stanmore conveyancing firms. Please can you confirm whether the seller of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the leaseholder of a ground flat in Stanmore. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a Stanmore conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Stanmore residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The unexpired residue of the current lease was 70.25 years.